105 Mustang Dr · Cusseta-Chattahoochee County, GA 31805

$70,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 62 Days on market

Built 1990 1.00 ac lot $65/sqft · 56% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Sellers are willing to accept all reasonable offers. Great investment opportunity in Chattahoochee County! Situated on a spacious 1-acre lot, this home offers a peaceful country feel while still being conveniently close to Fort Benning and Columbus. The property just needs the right buyer to add the finishing touches. Property has new roof, new A/C unit and ductwork. Sold as-is. Cash and conventional offers only.

Key facts

• Spacious lot
• 1 acre lot
• Listed 61 days

Tags

• SPACIOUS LOT
• CONVENIENTLY CLOSE TO COLUMBUS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.1% in Cusseta-Chattahoochee County — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chattahoochee County (rural): math 17% / reading 25% proficiency, ranked #142 of 174 in GA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chattahoochee County Education Center (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 259 students, 87% FRL); Chattahoochee County Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 237 students, 86% FRL); Chattahoochee County High School (math 8% / reading 5%, grade F, #390 of 424 statewide, top 93%, 474 students, 37% FRL).
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (3.8% local appreciation)).
• Chattahoochee County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $58k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.44%
• DSCR: 2.40
• GRM: 5.0

CMA / ARV

• ARV (median comp): $160,613
• List price: $70,000
• Delta: -56.42%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 3.25×
• Total profit: $44,038
• Equity at exit: $34,585

10-year hold

• IRR: 37.7%
• Equity multiple: 6.48×
• Total profit: $107,410
• Equity at exit: $55,855

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31805

• Home prices YoY: 2.7%
• Active inventory: 12
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$17 /mo · $208/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $514

Break-even live

Break-even rent $524

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $553	-5% $533	+0% $514	+5% $494	+10% $474
Rent	-10% $421	-5% $467	+0% $514	+5% $560	+10% $606
Rate	-1.0pp $549	-0.5pp $531	base $514	+0.5pp $495	+1.0pp $477

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $70,000 Active 62 DOM
2. 2026-06-21
   days on market $70,000 Active 61 DOM
3. 2026-06-18
   days on market $70,000 Active 59 DOM
4. 2026-06-17
   days on market $70,000 Active 58 DOM
5. 2026-06-16
   days on market $70,000 Active 57 DOM
6. 2026-06-15
   days on market $70,000 Active 56 DOM
7. 2026-06-13
   days on market $70,000 Active 54 DOM
8. 2026-06-12
   days on market $70,000 Active 53 DOM
9. 2026-06-09
   days on market $70,000 Active 50 DOM
10. 2026-06-08
    days on market $70,000 Active 49 DOM
11. 2026-06-07
    days on market $70,000 Active 48 DOM
12. 2026-06-05
    days on market $70,000 Active 46 DOM
13. 2026-06-04
    days on market $70,000 Active 44 DOM
14. 2026-06-02
    days on market $70,000 Active 43 DOM
15. 2026-06-01
    days on market $70,000 Active 42 DOM
16. 2026-05-31
    days on market $70,000 Active 41 DOM
17. 2026-05-31
    days on market $70,000 Active 40 DOM
18. 2026-04-20
    listed $70,000 Active 416-char remark

    Show marketing remark (416 chars)

    Sellers are willing to accept all reasonable offers. Great investment opportunity in Chattahoochee County! Situated on a spacious 1-acre lot, this home offers a peaceful country feel while still being conveniently close to Fort Benning and Columbus. The property just needs the right buyer to add the finishing touches. Property has new roof, new A/C unit and ductwork. Sold as-is. Cash and conventional offers only.

19. 2024-10-15
    soldstatus $57,500 Closed 509-char remark

    Show marketing remark (509 chars)

    WELL-PRICED WITH POTENTIAL Bricked in, double-wide, manufactured home sits on 1 ac. corner lot in nicer, established S/D in Cusseta GA. Still needs TLC but recent updates include metal roof, kitchen cabinets, bathtub insert, vanity, flooring, mini split AC, and covered front porch. Positioned on lot to allow for new build, convert existing property to shop, rental or ADU. Neighborhood offers convenient public water, public sewer and trash pick up. At this price, definitely worth the drive to take a look.

20. 2024-09-19
    status Pending 509-char remark

    Show marketing remark (509 chars)

    WELL-PRICED WITH POTENTIAL Bricked in, double-wide, manufactured home sits on 1 ac. corner lot in nicer, established S/D in Cusseta GA. Still needs TLC but recent updates include metal roof, kitchen cabinets, bathtub insert, vanity, flooring, mini split AC, and covered front porch. Positioned on lot to allow for new build, convert existing property to shop, rental or ADU. Neighborhood offers convenient public water, public sewer and trash pick up. At this price, definitely worth the drive to take a look.

21. 2024-09-13
    listed $62,500 Active 509-char remark

    Show marketing remark (509 chars)

    WELL-PRICED WITH POTENTIAL Bricked in, double-wide, manufactured home sits on 1 ac. corner lot in nicer, established S/D in Cusseta GA. Still needs TLC but recent updates include metal roof, kitchen cabinets, bathtub insert, vanity, flooring, mini split AC, and covered front porch. Positioned on lot to allow for new build, convert existing property to shop, rental or ADU. Neighborhood offers convenient public water, public sewer and trash pick up. At this price, definitely worth the drive to take a look.

22. 2022-04-25
    soldstatus $21,000 Closed
23. 2022-01-23
    listed $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $208 · $17/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$436/yr (+$36/mo · 209.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,083
• − Mortgage interest: −$3,921
• − Property taxes: −$208
• − Insurance: −$350
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,036
• Taxable income: $5,314
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $4,887/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Chattahoochee County
• NCES district ID: 1301050
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 25% ▼ -14.00%
• Median HH income: $38,941
• Composite: 17.66/100
• National rank: #9029
• State rank: #142 of 174 in GA

Livability — Cusseta-Chattahoochee County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Cusseta-Chattahoochee County, GA
• City population: 17,852
• Population (ZIP): 1,960

Population outlook (Chattahoochee County) Hauer SSP2

• Today (2025): 10,993 people
• By 2030: 11,573 · +5.3%
• By 2040: 11,979 · +9.0%
• By 2050: 12,113 · +10.2%
• By 2075: 12,430 · +13.1%
• By 2100: 10,188 · -7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 32% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 10% Lithuanian 3% Serbian 1%
• Foreign-born: 3% · Canada, Jamaica, South Korea
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Chattahoochee

• 2024 margin: R (+16.5) · D 41.5% · R 58.0%
• 2008→2024 swing: -17.6pp toward R · 2008: 1.2pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+13.5 2016: R+11.1 2012: R+0.4 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.78%
• Current HPI: 145.4577
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+180.0% since first listed

6 events — show timeline

• 2026-04-20 Listed $70,000 CBOR
• 2024-10-15 Sold (MLS) $57,500 CBOR
• 2024-09-19 Pending — CBOR
• 2024-09-13 Listed $62,500 CBOR
• 2022-04-25 Sold (MLS) $21,000 CBOR
• 2022-01-23 Listed $25,000 CBOR

Property tax history

-8.0%/yr

Latest (2021): $208 · -5.3% YoY. Source: county tax records.